Site update from PG Group

PG Group have today sent an update about the Carriageworks redevelopment:

“Since we last shared the revisions to the Ashley Road façade in January CAG and PG have continued talking and this has influenced some further design developments that we will be sharing with you over the next few week including:

  • Design B is the design being submitted for the application, the one with the 6-commercial ground floor units as this was the preferred option
  • PG has also committed the architects to then turn their attention to the development of the facade design, following the ongoing discussions with CAG, and will share these revised designs during the application process
  • Shortly a revised CGI will also be created and shared to show this design development

“We can also confirm that the light stone used on the façade is Bath stone – this doesn’t really come across on the elevation attached.

“By way of explanation, PG’s focus has been pulling all the strands together to enable submission of the application into the planning process. I am pleased to say this will happen this week.

“The other good news is that PG is also finalising the lengthy search for a suitable contractor to build the Carriageworks. This appointment is now being finalised with an Autumn start date, exact dates to be confirmed, but we will share this with you as soon as we can.”

The designs referred to are below – click for a larger version.  The update is not clear as to whether the application to the planning process will be a full planning application or another non-material amendment in common with the other changes submitted this year.

Proposed revisions to Ashley Road frontage

Click to see images from the design that currently has planning permission. The key change is to the fifth and sixth stories which were previously setback but are now brought closer to Ashley Road in order to increase the number of flats inside. The facade also sees a redesign.

CAG is holding a community meeting on Thursday to discuss the latest proposals and other things. Click for further details.

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Community Meeting – 16 May 2019

We will be holding a Carriageworks Community Meeting on Thurs 16 May from 6:30pm to 8:30pm at Hamilton House (Mild West room).

Site demolition is now complete and PG have been submitting a number of non-material amendment proposals to the City Council.  As yet, however, a start date for development is still elusive, due in no small part to uncertainties in the construction and property markets arising from Brexit.

At the meeting we will discuss:

  • The emerging changes proposed by PG to the planning permission
  • The cultural plan, what it includes and what it doesn’t (but maybe should) include
  • How the Carriageworks site fits into Stokes Croft Neighbourhood Association’s emerging plans

We look forward to seeing you on the 16th.

Lori and the Liaison Group

PG submit listed building application for change of Carriageworks roof

On 29 January PG submitted another application to the city planners ref 19/00436/X (links to full details on Council website).

Note that this application matches a non-material amendment (ref 19/00409/NMA) to the main planning permission, submitted on 25 January and already consented on 15 February (click for our summary of this application).

PG want to change the roof design of the listed Carriageworks building (Block C) to allow for an internal lift to reach the top floor. This will change the elevation of the building when seen from the rear by replacing two dormer windows with an enlarged mansard roof and one (non dormer?) window.  As a result of the proposed change the roof design will not be uniform (see drawing comparison below).

Extracts from architect’s drawings showing existing scheme and proposed change to roof of Block C

PG have not submitted any elevations to show what if any change will be visible from Stokes Croft or any cross-section of the revised roof.  However, the covering letter states that the changes will only impact the rear elevation.

In terms of formalities, the application seeks to vary the listed building consent they received in 2017 (ref 17/04561/X) which itself varied the original listed building consent granted in 2016 (ref 14/05982/LA).

Any comments on the application have to be made to the planning department by 28 Feb.

Ashley Rd Design Revisions

PG Group have released proposed changes to the design of the Ashley Rd frontage.

February amended proposals (two options)

As yet PG have not provided any description or explanation of the suggested changes.  Neither have they provided amended elevations or floor plans. This makes it hard, if not impossible, to really assess the new proposals.

From the drawing provided, however, there are two options.  Both options appear to be setting the fourth floor back very slightly and also giving it a grey colour.  This is presumably intended to reduce the slablike appearance of the previous design (see below).

December proposals

Option A sees the grey surface treatment extend down one side of the building.  Option B retains the brick frontage across the whole width of the building.

PG have also responded to the comments received by CAG over the last few weeks via email, comments on the CAG Facebook page and comments on the Montpelier Facebook pages.  The comments and PG responses are all in this PDF document.

Height of the proposed building

In their comments submitted in December, Montpelier Conservation Group said: “The revised plans increase the façade of the building by one storey and add a further storey set back by 2 metres or so. The parapet would be at the height of the ridge of Tucketts Buildings and the additional storey higher still. The Inspector’s Report on the 2007 refused application indicated that for this part of the site: “… providing the overall height of the proposed development on the Ashley Road frontage would not be higher than the ridge of Tucketts Buildings in the west and steps down towards the Salvation Army Citadel, I find no harm from the proposal to the conservation area” (paragraph 33)”.

Someone else wrote “Having a six story flat elevation looming over the street rather than the lower building with recessed balconies that was proposed is a major change. It will be one of the tallest buildings in the area and a lot uglier than the previous proposal.” See below for the 2016 scheme that has planning permission.

2016 Planning permission

In response, PG have said “The fourth floor is being extended to align with the front of the building however…. the parapet of the 4th floor will be 200mm below the ridge of Tucketts Building. The 5th floor is set back by 2.5m.”

Whether a 20cm drop, four storeys up,  constitutes a ‘step down’ is debatable.

Commercial scale in a residential area

A local resident said “Over many years there has been slow encroachment into the residential area adjacent to this part of Stokes Croft and there is reason to believe that approval of these changes will make further encroachment more rather than less likely”.

The PG Group responded by saying “The Carriageworks development does bring much needed housing to the area and these changes actually increase the residential aspect of the site. (We are) very committed to developing the site in line with the original community vision and the commercial units on the ground floor are very much a part of this vision.”

Surfaces and materials

A local resident said “The historic parts of Stokes Croft architecture are a lot more appealing than the Salvation Army citadel. The 2018 plans seem to have a lot more low level brickwork an inviting platform for tasteless tagging & vandalism”.

PG Group responded: “The Architects have followed the line of the Tucketts ground floor with the projecting reveals around the ground / first floor window bays, which will be fully glazed at ground floor, again aligning with the character of Tucketts albeit in a contemporary style”.

Compared to Tuckets however, there is still a lot of street level brickwork.

The need for more flats

Some people questioned the need for more flats and the extra storeys facing Ashley Road.   PG Group responded “As demolition has progressed (we have) been able to more accurately assess the costs of development, which exceed original expectations. To balance this, (we have) sought to increase the number of units on site in a way that has the least impact on the surrounding area”.

Stairwells and lifts

The revisions to Block A propose that the two stairwells in the existing scheme are replaced by one.  Comments included concern about fire safety of only having one escape route and another concerned access for people with disabilities if one lift should be unavailable.

PG state their architects have “reviewed the revised design with consulting Fire Engineers FRaMS and their advice was that the single stair solution proposed would be compliant with the building regulations when used with a mechanical smoke extract system and sprinklers”.

PG don’t respond to the issue of disability acccess, although looking at earlier plans the we can see that the single stairwell has twin lifts.

What happens next?

We have asked PG Group for more details and for their proposed process and timescales for submitting the proposed changes to the planners.  We’ll update as soon as we hear back.  In the meantime, write your views below.

Comment on proposed changes to Carriageworks scheme

As reported on 5 December, PG Group are proposing a series of amendments to the 2016 Carriageworks planning permission.

The proposals are still being finalised but we wanted to release what we know as of now.

The most significant changes, which will require a new planning permission, relate to Block A on Ashley Road. If you have any comments please write them at the bottom of this page or email to ideas@carriageworks.org.uk. We will then collate all the responses and send them to PG Group. There will be a short deadline for comments, as yet to be confirmed, so please send as soon as possible.

1  Minor changes to the facade on Stokes Croft

Changes to the window details of Block B (the site of Westmorland House) and to bring forward recessed balconies on the left hand side. This is a minor amendment so can be dealt with by the planning officer and will not need a planning application. Click for drawing comparing existing permission with the new proposal.

2  Changes to the building on Ashley Road (Block A)

As these are significant changes a new planning application will have to be submitted.

The footprint of the building (known as Block A) stays the same as does the setback from the pavement.

In the existing permission the part of Block A (click to open image showing Block locations) that is away from Ashley Road (previously referred to as A2) is six stories high while the part next to Ashley Rd (previously known as A1) is four stories. This is changing so that Block A1 is the same height as A2 i.e. six stories high, albeit with the top floor set back from the frontage (see our cross-section diagram below).  PG have told us that the increase in floor space is essential to ensure that the scheme is viable.

While the height of A1 increases the height of A2 (and Block A as a whole) stays the same. It also stays a lot lower than the old seven storey Westmorland House although this was set back from the Ashley Road frontage.

There is no change to the footway entrance from Ashley Road.

The facade is changed (see CGI drawings below).  Note: Following a meeting between CAG and PG Group on 18 January PG agreed to revise the facade treatment.  We expect to have the revisions by 28 January.

There are also internal changes e.g. one internal stair and lift core instead of two. To retain fire safety a sprinkler system will be used throughout the common areas of the residential blocks.

1.5 residential units and some servicing space on the ground floor will be changed to commercial use.

Section through Block A showing extension of top floors over Block A1. Diagram by CAG, not PG!

Comparison of existing planning permission (2016) with proposal (2018)

View looking up Ashley Road towards Cheltenham Road traffic lights

View from Cheltenham Road traffic lights looking down Ashley Road

View from Picton Street

3  Changes to Block D

Previously there were proposals to change Block D (the affordable housing block) by converting the two ground floor residential units to retail, adding a new storey and using that to add four residential units (so a net gain of two units).  The additional storey would have significantly impacted on residents in Hepburn Road and has now been dropped.

We will provide updates as we receive them from PG Group.

 

Drawings and Plans of Proposed Changes

Set out below are the changes that PG Group, the developer, propose to make to the redevelopment of the Carriageworks and Westmorland House site.

We have endeavoured to make these as accessible as possible by showing both the existing permission along with the proposed change.  Click the images to open a larger version in a new window. Click this link for a plan showing the block names / numbers.

At the bottom of the page are links to PDFs of the proposed changes only.

Note that the proposed changes shown in the graphics below are dated from late November and that proposals may change in the coming weeks and months.

Ground Floor

ground floor comparison.jpg

Key changes:

  • Reconfiguration of service areas in Block A
  • Ground floor residential units changed to commercial use
  • Market square enlarged by removing small green space in south east corner

First Floor

first floor comparison.jpg

Key changes:

  • One stair and lift core in Blocks A and D (previously there were two)
  • Lift added to Block D
  • Reconfigured residential space in Carriageworks (Block C)

Fourth Floor

fourth floor comparison.jpg

Key changes:

  • Additional storey on Block A1 facing Ashley Road
  • Changes to roofs of houses (Blocks E and F)
  • Changes to windows facing South East on Blocks A and E

Fifth Floor

fifth floor comparison.jpg

Key changes:

  • Additional storey, set back from frontage, on Block A1 facing Ashley Road

Roof

roof comparison.jpg

Key changes:

  • Carriageworks (Block C) roof reconfigured to accommodate stairs and lift
  • Loss of roof gardens

Stokes Croft Elevation

AA stokes croft comparison.jpg

stokescroft-frontage-proposed

Key changes:

  • Changes to inset balconies on left hand side of Block B (Westmorland House)

Ashley Road Elevation

BB ashley rd comparison.jpg

Key changes:

  • Additional fourth storey on Ashley Road frontage
  • Additional fifth storey set back from Ashley Road frontage
  • Changes to design of frontage to remove balconies

Hepburn Road Elevations

MM Blocks CD south elevation comparison.jpg

Key changes:

  • New fourth storey to Block D

LL Block AEF south elevation comparison.jpg

Key changes

  • Triangular windows replaced with louvre screens
  • Flat garden roofs on Block E replaced with pitched roofs

Brigstock Road Elevation

KK Block F east elevation comparison.jpg

Key changes

  • Roofs of houses in Block F reorientated

Market Square – Rear of Carriageworks

GG east internal comparison.jpg

Key changes:

  • Additional storey in Block D on left

Market Square – Looking East

II:JJ Block A west internal elevation.jpg

Block D – East Elevation

HH Block D east elevation.jpg

Key changes:

  • Additional storey in Block D

PDFs of Proposed Changes

CAR_STL_11_00_DR_A_XX_01001_PL01_Proposed Ground Floor Plan

CAR_STL_11_01_DR_A_XX_01002_PL01_Proposed First Floor Plan

CAR_STL_11_04_DR_A_XX_01005_PL02_Proposed Fourth Floor Plan

CAR_STL_11_05_DR_A_XX_01006_PL01_Proposed Fifth Floor Plan

CAR_STL_11_06_DR_A_XX_01007_PL01_Proposed Roof Plan

CAR_STL_11_ZZ_DR_A_XX_02001_PL01_Proposed Sectional Elevations AA and BB

CAR_STL_11_ZZ_DR_A_XX_02002_PL01_Proposed Sectional Elevations CC and DD

CAR_STL_11_ZZ_DR_A_XX_02004_PL01_Proposed Sectional Elevations GG and HH

CAR_STL_11_ZZ_DR_A_XX_02005_PL01_Proposed Sectional Elevations II_JJ and KK

CAR_STL_11_ZZ_DR_A_XX_02006_PL01_Proposed Sectional Elevations LL and MM

 

Report from Nov ’18 Community Meeting

Meeting on 28 November 2018 attended by c.35 people including 7 from PG Group.

Note: We will publish copies of the floorplans, elevations and CGIs as soon as they are received – hopefully by 3rd or 4th December.

Site Update

  • Asbestos has all been cleared and Wrings now have heavy equipment on site to demolish Westmorland House. This will be the most visible part of site preparation. Anticipate completion by Christmas.
  • Trenches will be dug for the archaeological investigation after Christmas.
  • Target is to start building in the Spring 2019. It will be a two year build programme.

Scheme Changes

PG have been working on the designs since the site was purchased. Clear that the scheme that was given planning permission was not worked up with construction in mind; more an exercise in securing planning permission. So changes are needed. There are three broad categories of changes:
1. Changes made arising from feedback received over the last year

  1. Changes to make more efficient and better use of the space
  2. Changes which push the envelope in order to get more floor space and help the scheme’s viability.

Sequence of Changes to Planning Permission

PG want to avoid submitting a new planning application in which everything would have to be reconsidered. Instead they want to seek permission for smaller changes, one at a time. They will tackle the smallest changes first and then those that will require a new planning permission.

1. Westmorland House

Changes to window details and to bring forward recessed balconies on the left hand (north) side.

2. Carriageworks

Changes to the roof to allow stair and lift core to reach the top floor. Previously the top floor comprised duplex units with internal stairs. These have now been replaced with regular flats. This will need new listed building consent (s19 Notice) which will be dealt with at officer level so a shorter process than applying for listed building consent from scratch.

3. Block D

This is the affordable housing block. All the affordable units have to be under one roof; RPs (aka Housing Associations) will not accept otherwise.

  • The two ground floor residential units will be changed to commercial use.
  • There will be an additional storey with four residential units, so a net gain of two units (i.e. a total of 12 affordable units).
  • A lift will be added so that all flats are accessible.
  • Overall height of the building will be no different to the height of the stair housing previously leading to the roof garden. Shadowing of neighbouring properties will need to be carefully examined via a BRE209 report. (The Council’s new Urban Living planning policy seeks to protect the daylighting and sunlighting of existing buildings). It was pointed out that existing shadow diagrams do not show garden walls on Hepburn Road which gives the impression that there is more existing direct sunlight than there actually is.

These changes will need a full planning application. Don’t yet know if this will be dealt with at officer level or if will have to go to committee (a committee decision will usually be required if: councillors so require, or officers think the matter is significant, or there are more than 20 public objections). A committee decision will add about one month to the decision process. Adding the additional storey is essential for overall viability of the development.

4. Block A

Proposed changes:

  • The building will have one stair and lift core instead of the previous two. Previous design anticipated a taller building so two cores were required. This is not necessary for a six storey building. A sprinkler system and mechanical ventilation will ensure fire safety.
  • Rationalisation of service rooms including bin and bike stores to improve layout and make better use of space, but with no overall loss of facilities.
  • Plans show two empty residential units coloured blue – should be shown as yellow (commercial).
  • The Ashley Road frontage will be increased by a single storey and a fifth floor will be setback. From eye level it will look like a taller building. CGI (which will be prepared) will help show the change. Comments were made that this will introduce much more commercial type building to Ashley Road which has previously been residential in scale. Previous scheme had Block A stepping down from Tuckets building but elevations now show it stepping up.
  • Windows facing south towards Hepburn Road previously protected privacy of neighbours by their triangular form. This has now been replaced by bolt-on louvre screens. There was concern that this is an inferior solution and it was suggested that there should be a specific meeting with Hepburn Road residents to address this issue in more detail. PG agreed to the meeting.

Block A will need a full planning permission for a) change of use of all of ground floor b) additional storey.

Timescale

PG hope to have planning issues for Westmorland House (Block B) and Carriageworks (Block C) sorted out by mid February 2019.

Block D will be dealt with after mid February. Will need 13 weeks minimum but with S.106 could need 4 months to complete.

Overall process could be concertinaed by submitting all at the same time, but that potentially creates problems with overlapping applications.

Other Changes and Issues

Market Square

Whole of ground floor surrounding the square will be made commercial. Small planted area and wall in southern corner also removed. Helps give the square a better feel and will allow for more market stalls. Converting four residential units to commercial has no overall impact on viability.

Rooftop Gardens / Amenity Spaces

Feedback from Registered Providers (aka Housing Associations) is that roof gardens and amenity spaces are too expensive to maintain. They are therefore being taken out.

Commercial / Retail Units

Q re frontage of the commercial units in Block A which do not have large retail type windows. PG said their intention is to keep unit design as flexible as possible. They can then be adapted to occupiers / purchasers needs so if different frontages are required PG can do that. At this stage however PG do not intend to change the proposals any more than is absolutely necessary (to avoid having to make a new full planning application).

Total Number of Residential Units

2 additional affordable units. 12 additional private sale.

Some of three bed flats are being changed into one bed flats as no market for the larger ones. There is more market for one bed flats.

Four bed houses are unchanged.

Social Housing

PG have been in touch with Registered Providers (Housing Associations) who are interested in buying units. Also held discussions with Bristol City Council. However, PG have to make sure that the scheme is viable before they can discuss terms for residential units.

Block D will be affordable housing. Ten will be on shared ownership basis, the additional two may also be shared ownership. RPs might buy additional units but they will want complete flexibility on how they use those i.e. private rented, affordable or social.

Cultural Plan

Continuing in the background.

Timescale for Feedback

Comments from CAG to PG by Christmas. PG will then make applications after Christmas.  If you have any comments please send them to ideas@carriageworks.org.uk and we will forward them to PG.